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Total Transactions
608
Average Price
S1.4M
Total Value
S857.6M
Estimated sale value based on 1411 URA transactions · 43 outliers removed (IQR)
Fair Value
S$994,586
S$1,467 psf
Asking Price
S$1,400
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.8%
Tenure
96 yrs
99-year Leasehold · Balance remaining
Confidence
High
1411 comps
Nearest MRT
Simei
659m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1411 comparable transactions
S$1,562
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.912
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,467
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | TAMPINES LANE | 1,087 | S$1,940,000 | S$1,784 | 01-05 | 99 yrs lease commencing from 2018 |
| 2025-08 | TAMPINES LANE | 1,087 | S$1,940,000 | S$1,784 | 01-05 | 99 yrs lease commencing from 2018 |
| 2025-08 | TAMPINES LANE | 1,270 | S$2,380,000 | S$1,874 | 06-10 | 99 yrs lease commencing from 2018 |
| 2025-08 | TAMPINES LANE | 1,087 | S$2,000,000 | S$1,840 | 06-10 | 99 yrs lease commencing from 2018 |
| 2025-08 | TAMPINES LANE | 678 | S$1,165,000 | S$1,718 | 01-05 | 99 yrs lease commencing from 2018 |
| 2025-08 | TAMPINES LANE | 915 | S$1,680,000 | S$1,836 | 11-15 | 99 yrs lease commencing from 2018 |
| 2025-08 | TAMPINES LANE | 1,033 | S$1,920,000 | S$1,858 | 06-10 | 99 yrs lease commencing from 2018 |
| 2025-08 | TAMPINES LANE | 915 | S$1,588,000 | S$1,736 | 01-05 | 99 yrs lease commencing from 2018 |
| 2025-08 | SIMEI STREET 3 | 1,141 | S$1,280,000 | S$1,122 | 01-05 | 99 yrs lease commencing from 1996 |
| 2025-08 | SIMEI STREET 3 | 1,130 | S$1,250,000 | S$1,106 | 06-10 | 99 yrs lease commencing from 1996 |
| 2025-08 | SIMEI STREET 4 | 1,378 | S$1,698,800 | S$1,233 | 06-10 | 99 yrs lease commencing from 1997 |
Showing 10 most recent transactions from 1411 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1411 URA transactions (43 outliers removed), adjusted for: Tenure decay (8.8% discount); MRT Simei 659m away (+1%); AI-detected value boosters: brand new (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.


License: L3002382K